31 Jere Rd · Leacock, PA 17529

$83,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 165 Days on market

Built 2001

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adequate. Comfortable. Efficient and Available. Here is an affordable single wide with 2 bed, 2 bath including the appliances and updates like new roof (2019), Furnace/AC (2020), Water Heater (2024), new kitchen, bath and br1 flooring and paint (2024). Shower fixture replaced (2026) also the main water valve replaced. Open space in the Living room that flows to dining area and Kitchen. Covered porch and shed close by. Also a back door with stoop and stairs. Two parking spaces. Within a 55+ community. A quiet setting with people near by. Subject to park approval.

Key facts

• New br1 flooring
• New kitchen
• New bath flooring

Tags

• NEW ROOF
• FURNACE AC
• WATER HEATER
• NEW KITCHEN
• NEW BATH FLOORING
• NEW BR1 FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pequea Valley SD (rural): math 27% / reading 44% proficiency, ranked #390 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($580 loan paydown + $2k appreciation (1.8% local appreciation)).
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $84k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.02% ✓
• Cap rate: 18.18%
• Cash-on-cash: 42.46%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.1%
• Equity multiple: 3.46×
• Total profit: $57,782
• Equity at exit: $32,138

10-year hold

• IRR: 47.1%
• Equity multiple: 6.89×
• Total profit: $138,349
• Equity at exit: $45,558

Cash invested: $23,492 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17529

• Home prices YoY: 0.7%
• Active inventory: 4
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$440
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $831

Break-even live

Break-even rent $640

Max offer price $83,900

Occupancy floor 46%

Sensitivity live

Price	-10% $879	-5% $855	+0% $831	+5% $808	+10% $784
Rent	-10% $698	-5% $764	+0% $831	+5% $898	+10% $965
Rate	-1.0pp $874	-0.5pp $853	base $831	+0.5pp $810	+1.0pp $787

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-20
   status Pending 568-char remark

   Show marketing remark (568 chars)

   Adequate. Comfortable. Efficient and Available. Here is an affordable single wide with 2 bed, 2 bath including the appliances and updates like new roof (2019), Furnace/AC (2020), Water Heater (2024), new kitchen, bath and br1 flooring and paint (2024). Shower fixture replaced (2026) also the main water valve replaced. Open space in the Living room that flows to dining area and Kitchen. Covered porch and shed close by. Also a back door with stoop and stairs. Two parking spaces. Within a 55+ community. A quiet setting with people near by. Subject to park approval.

2. 2026-05-06
   price $83,900 568-char remark

   Show marketing remark (568 chars)

   Adequate. Comfortable. Efficient and Available. Here is an affordable single wide with 2 bed, 2 bath including the appliances and updates like new roof (2019), Furnace/AC (2020), Water Heater (2024), new kitchen, bath and br1 flooring and paint (2024). Shower fixture replaced (2026) also the main water valve replaced. Open space in the Living room that flows to dining area and Kitchen. Covered porch and shed close by. Also a back door with stoop and stairs. Two parking spaces. Within a 55+ community. A quiet setting with people near by. Subject to park approval.

3. 2026-02-24
   price $89,000 568-char remark

   Show marketing remark (568 chars)

   Adequate. Comfortable. Efficient and Available. Here is an affordable single wide with 2 bed, 2 bath including the appliances and updates like new roof (2019), Furnace/AC (2020), Water Heater (2024), new kitchen, bath and br1 flooring and paint (2024). Shower fixture replaced (2026) also the main water valve replaced. Open space in the Living room that flows to dining area and Kitchen. Covered porch and shed close by. Also a back door with stoop and stairs. Two parking spaces. Within a 55+ community. A quiet setting with people near by. Subject to park approval.

4. 2025-12-09
   status Active 568-char remark

   Show marketing remark (568 chars)

   Adequate. Comfortable. Efficient and Available. Here is an affordable single wide with 2 bed, 2 bath including the appliances and updates like new roof (2019), Furnace/AC (2020), Water Heater (2024), new kitchen, bath and br1 flooring and paint (2024). Shower fixture replaced (2026) also the main water valve replaced. Open space in the Living room that flows to dining area and Kitchen. Covered porch and shed close by. Also a back door with stoop and stairs. Two parking spaces. Within a 55+ community. A quiet setting with people near by. Subject to park approval.

5. 2025-12-08
   historical 568-char remark

   Show marketing remark (568 chars)

   Adequate. Comfortable. Efficient and Available. Here is an affordable single wide with 2 bed, 2 bath including the appliances and updates like new roof (2019), Furnace/AC (2020), Water Heater (2024), new kitchen, bath and br1 flooring and paint (2024). Shower fixture replaced (2026) also the main water valve replaced. Open space in the Living room that flows to dining area and Kitchen. Covered porch and shed close by. Also a back door with stoop and stairs. Two parking spaces. Within a 55+ community. A quiet setting with people near by. Subject to park approval.

6. 2025-12-05
   listed $95,000 Active 568-char remark

   Show marketing remark (568 chars)

   Adequate. Comfortable. Efficient and Available. Here is an affordable single wide with 2 bed, 2 bath including the appliances and updates like new roof (2019), Furnace/AC (2020), Water Heater (2024), new kitchen, bath and br1 flooring and paint (2024). Shower fixture replaced (2026) also the main water valve replaced. Open space in the Living room that flows to dining area and Kitchen. Covered porch and shed close by. Also a back door with stoop and stairs. Two parking spaces. Within a 55+ community. A quiet setting with people near by. Subject to park approval.

7. 2007-05-09
   soldstatus $39,000 187-char remark

   Show marketing remark (187 chars)

   4 year old mobile in adult community. Excellent condition and available now! 8x10 storage shed included. Lot rent $350 month includes water, sewer, snow removal & trash. 8x10 deck.

8. 2007-04-25
   historical 187-char remark

   Show marketing remark (187 chars)

   4 year old mobile in adult community. Excellent condition and available now! 8x10 storage shed included. Lot rent $350 month includes water, sewer, snow removal & trash. 8x10 deck.

9. 2007-04-25
   historical

   Show marketing remark (187 chars)

   4 year old mobile in adult community. Excellent condition and available now! 8x10 storage shed included. Lot rent $350 month includes water, sewer, snow removal & trash. 8x10 deck.

10. 2006-10-16
    listed $38,500 187-char remark

    Show marketing remark (187 chars)

    4 year old mobile in adult community. Excellent condition and available now! 8x10 storage shed included. Lot rent $350 month includes water, sewer, snow removal & trash. 8x10 deck.

11. 2006-10-16
    listed $39,000

    Show marketing remark (187 chars)

    4 year old mobile in adult community. Excellent condition and available now! 8x10 storage shed included. Lot rent $350 month includes water, sewer, snow removal & trash. 8x10 deck.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $370 · $31/mo
• Projected year-2 tax: $848 · $71/mo
• Expected delta: +$478/yr (+$40/mo · 129.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,309
• − Mortgage interest: −$4,700
• − Property taxes: −$370
• − Insurance: −$420
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$2,441
• Taxable income: $9,130
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $7,784/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pequea Valley SD
• NCES district ID: 4218900
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $58,968
• Composite: 31.56/100
• National rank: #5955
• State rank: #390 of 539 in PA

Livability — Leacock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Gordonville, PA
• Population (ZIP): 4,924

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Black 2%
• Common ancestry: Polish 14% Romanian 3% Iranian 3%
• Foreign-born: 0%
• Languages at home: 45% English-only · German/W. Germanic 54%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.79%
• Current HPI: 253.4308
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+117.9% since first listed

11 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-06 Price Changed $83,900 BRIGHT MLS
• 2026-02-24 Price Changed $89,000 BRIGHT MLS
• 2025-12-09 Relisted — BRIGHT MLS
• 2025-12-08 Listing Removed — BRIGHT MLS
• 2025-12-05 Listed $95,000 BRIGHT MLS
• 2007-05-09 Sold (MLS) $39,000 BRIGHT MLS
• 2007-04-25 Listing Removed — BRIGHT MLS
• 2007-04-25 Listing Removed — BRIGHT MLS
• 2006-10-16 Listed $39,000 BRIGHT MLS
• 2006-10-16 Listed $38,500 BRIGHT MLS

Property tax history

-4.2%/yr

Latest (2026): $370 · +1.4% YoY. Source: county tax records.